Agenda item

To determine a full planning application for construction of a three and four storey extra care apartment building comprising 64no. apartments (45 one bed and 19 two bed), communal facilities including lounge, dining area, activities room, salon, assisted bathroom, guest suite, electric buggy store and charging room and ancillary offices - gardens and parking.

The Committee considered a report from the planning officers in relation to a full planning application from Galliford Try Partnerships North East for construction of a three storey extra care apartment building (C2 use class) comprising 64 apartments (45 one bed and 19 two bed), communal facilities including lounge, dining area, activities room, salon, assisted bathroom, guest suite, electric buggy store and charging room and ancillary offices, gardens and parking on land adjacent to 43 Stanton Road, Cullercoats.

An addendum to the report had been circulated to the members of the Committee prior to the meeting.

A planning officer presented details of the application with the aid of various maps, plans and photographs.

In accordance with the Committee’s speaking rights scheme Mrs Christine Gallon of 73 Alexandra Gardens, North Shields was permitted to speak to the Committee. Mrs Gallon stated that the proposed 3 storey development would be out of character with the neighbouring 2 storey houses and bungalows. Existing residents would suffer from a loss of privacy from the overlooking windows in the development and its CCTV system, there would be light pollution at night and a loss of light and heat in the daytime caused by the shadow cast by the building. Mrs Gallon was concerned for the safety of children using Stanton Road if large construction vehicles were required to use the narrow congested street to access the site. She also expressed her concerns regarding the location of the construction worker facilities in relation to neighbouring properties, the risk of subsidence in the area and the impact of the development on surface water drainage in the area.

Councillor Willie Samuel, a local ward councillor, was also permitted to speak to the Committee. Councillor Samuel believed that in order to generate capital receipts from the site, normal planning considerations had been overruled on this occasion. With reference to the planning officers report he highlighted several aspects of the application where he believed the proposed development did not conform with planning policies. The site was not allocated in the Local Plan for housing, the housing was not required to meet the 5 year supply, it was not acceptable for the amenity of existing residents, there would be insufficient car parking for residents and visitors, there were land stability hazards in the area and the site was higher than neighbouring properties therefore there was a flooding risk. Councillor Samuel also commented on the fire services decision to prevent access to the site from the fire station and the minimal value of the development to the Council in terms of Council Tax receipts.    

(At this point Councillor Samuel withdrew from the meeting.)

Mr Nigel Peacock, of SPA Architects, addressed the Committee to respond to Mrs Gallon’s and Councillor Samuel’s comments. Mr Peacock described the nature of extra care housing scheme proposed for the site to operated by Housing 21 and the benefits it would bring to the local community. He explained how aspects of the application had been amended to respond to the concerns of residents including a reduction in the height of the development from 4 to 3 storeys and a redesign of the southern elevation. The landscaping had been designed to provide a screen from neighbouring properties and experience of similar developments indicated that there would be less traffic than residents feared. The applicants intended to work with residents to ensure that construction traffic would pass safely along Stanton Road.

Members of the Committee asked questions of Mr Peacock and officers and made comments. In doing so the Committee gave particular consideration to:

a)  the requirement to comply with a presumption in favour of sustainable development set out in the National Planning Policy Framework;

b)  the criteria laid out in Policy DM4.5 of the Local Plan for considering application for housing development on land not allocated for this use;

c)  the use of Stanton Road by construction traffic, its likely impact on safety and options to mitigate the risks, including parking on grass verges;

d)  the condition requiring the applicant to submit a lighting scheme to the Council for approval;

e)  how the proposed development complied with relevant housing standards;

f)   the visual impact of a 3 storey development on the character and appearance of the area; and

g)  the impact of the development on the amenity of neighbouring residents.

Resolved that (1) planning permission be granted, subject to the conditions set out in the planning officer’s report and the addendum to the report; and

(2) the Head of Law and Governance and the Head of Environment, Housing and Leisure be authorised to undertake all necessary procedures under Section 278 of the Highways Act 1980 to secure the following road improvements:

·         Upgrade of footpath abutting the site

·         Associated highway drainage

·         Associated street lighting

·         Associated road markings

·         Associated signage

·         Associated Traffic Regulation Orders

(Reason for decision: The development was considered to be acceptable in terms of its impact upon the character and appearance of the surrounding area, the amenity of neighbouring properties and highway safety in accordance with the relevant policies contained in the National Planning Policy Framework and the Local Plan 2017. It would provide special care housing integrated into the local residential community and provide a well-designed residential living environment for future occupiers.)